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Building Control
DWELLINGS.
Guidance Note Issued 01/01/13 Rev Page 1 of 5
If you intend to convert an existing loft space into additional rooms you will need to apply for Building
Regulation Approval. You may also need Planning Permission if you live in a Conservation Area or a Listed
Building and/or are installing a dormer window. This guidance note deals with the points, which most often
cause difficulties - if you cannot find ways of dealing with them, it may not be possible to convert your
loft at all.
From 6th April 2007 there have been significant changes to requirements for loft conversions. Most of the
reduced standards that have existed for a number of years have now been removed and loft conversions are to
be treated, as would a new 3-storey house.
As a result more onerous conditions apply requiring the formation of a fire resistant protected escape route out
from the loft to the dwelling’s final exit, in order to prevent occupants been trapped in a fire.
This guidance offers advice on loft conversions to existing bungalows and existing two dwellings - if you already
have a 3-storey premise and wish to convert the loft, you are advised to speak to Building Control first.
2. What if I have an open-plan arrangement in my house i.e. stairs are open to the main living
areas and are not enclosed by a traditional hallway leading to a final exit?
Where the existing house is open-plan, it will be necessary to provide a new 30-minute fire resistant partition
with fire doors to enclose and extend the escape route to a final exit as indicated above in Diagram 2.
Alternatively:
You can provide sprinkler protection to the open-plan area in accordance with BS9251: 2005, in conjunction
with a fire resisting partition and door (FD20 / E20) positioned to separate the ground floor from the upper
storeys. This door should be so arranged to allow the occupants of the loft room(s) to access an escape
window at first floor level in event of a fire in the open-plan area. Cooking facilities must however in all cases be
separated from the open-plan area with 30 minute fire – resisting construction.
Leaving aside the requirements to adequately ventilate the 450 mm minimum 450 mm minimum
rooms you form via opening lights to windows. Escape
windows are only required to be installed to habitable rooms
in loft conversion to bungalows i.e. floors less than 4.5m
above ground level.
opening area not
less than 0.33m 2
Provision of compliant escape windows removes the need to
have a protected escape stair to loft conversions with floors
less than 4.5m above ground level.
For loft conversions to existing 2 storey dwellings - you now side hung window top hung window
cannot to rely on an escape windows to make safe escape, as 1100 mm maximum 800mm minimum
it is considered that you will be able to reach the ground floor
internally via the fire protected stairway. internal floor level
b. The total storey floor area is not more than 50m2; and
c. Floors which separate rooms from the protected escape route / circulation spaces are upgraded to or
achieve a full 30-minute fire resistant standard.
Subject LOFT CONVERSIONS TO 03
Building Control
DWELLINGS.
Guidance Note Issued 01/01/13 Rev Page 5 of 5
a. Modern houses with trussed rafter roofs are usually unsuitable for loft conversions, as the inner members of
the truss cannot normally be removed. You are advised to seek advice of a suitably qualified professional to
establish whether or not the roof structure can be altered to accommodate the planned accommodation.
b. The existing ceiling joists in the roof will almost certainly be inadequate for use as floor joists. In most cases
it is possible to install new floor joists and support beams between the existing ceiling joists to maximise the
headroom available. For further details of typical floor construction see guidance leaflet 07. You are advised
to seek professional guidance and provide calculations for any support beams you intend to provide to
support the floor.
c. The new rooms will need to be fully insulated to prevent excessive heat loss and sound transmission. While
there are many ways of achieving this, we would recommend that you check your chosen method with your
Building Control Surveyor before any insulation is installed. Be advised that the provision of this insulation
will often reduce the headroom to the existing loft space.
d. There are many other areas where the Building Regulations impose requirements relating to loft
conversions, but if you can deal with the points raised in this document, you will be well on your way to
achieving compliance.
e. You are however STRONGLY advised due to the complex nature of these types of application that
you make a full plans application - where the majority of the problems can be resolved before you
start the works.
Crown Copyright reproduced with the permission of the Controller of Her Majesty's Stationery Office. Further information can be obtained from the
Building Regulations 2010 Approved Document B (2010) or from your Building Control Surveyor. All views expressed in this document are those of the
Council and do not necessarily reflect those of the CLG or any other Local Authority. In the event of any dispute arising, reference should be made to the
relevant Statutory Document, which contains a full statement of the Law. http://www.nationalarchives.gov.uk/doc/open-government-licence/